1120 Jefferson Ave · Charleston, IL 61920

$75,000

3 bd · 1.0 ba · 2,212 sqft · SingleFamily public records · 58 Days on market

Built 1900 6,534 sqft lot $34/sqft · 10% below area Est $137k · 45% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home in Charleston offers so many possibilities! You'll find six bedrooms, a three car garage, and lots of space. There's even a second kitchen in the basement, which also has a large living area and its own full bath. This property is being sold AS-IS and seller will make no repairs. All listing information is taken from public record and is not guaranteed.

Key facts

• Large living area
• Second kitchen
• Full bath

Tags

• SECOND KITCHEN
• LARGE LIVING AREA
• FULL BATH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 4.0% in Charleston — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#293 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities C-, schools F.
• Charleston CUSD 1 (town): math 14% / reading 21% proficiency, ranked #489 of 620 in IL (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 125 active listings in the ZIP; 34 units permitted in Coles County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Coles County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.54% ✓
• Cap rate: 11.32%
• Cash-on-cash: 17.94%
• DSCR: 1.80
• GRM: 5.4

CMA / ARV

• ARV (median comp): $137,156
• List price: $75,000
• Delta: -45.32%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1202 Monroe Ave	0.11mi	4/2.0 (+1)	2,240 (+1%)	14mo	$123,000	$55	72
1021 Jefferson Ave	0.06mi	4/3.5 (+1)	2,438 (+10%)	0mo	$45,000	$18	65
1900 Van Buren Ave	0.50mi	3/1.5	2,214 (+0%)	13mo	$157,900	$71	64
845 10th St	0.46mi	3/1.5	2,157 (-2%)	12mo	$160,000	$74	62
875 10th St	0.52mi	4/2.0 (+1)	2,160 (-2%)	1mo	$156,500	$72	62
1221 Madison Ave	0.06mi	4/3.0 (+1)	1,944 (-12%)	10mo	$80,000	$41	56
754 12th St	0.31mi	4/2.0 (+1)	2,312 (+4%)	18mo	$190,000	$82	54
805 Harrison Ave	0.39mi	4/3.5 (+1)	2,004 (-9%)	1mo	$45,000	$22	50
918 10th St	0.57mi	4/2.0 (+1)	1,976 (-11%)	3mo	$192,000	$97	44
850 6th St	0.55mi	2/3.5 (-1)	2,406 (+9%)	2mo	$232,000	$96	43
325 Monroe Ave	0.43mi	4/2.0 (+1)	2,531 (+14%)	5mo	$70,000	$28	43
964 6th St	0.68mi	4/2.0 (+1)	2,032 (-8%)	17mo	$60,000	$30	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.38×
• Total profit: $7,909
• Equity at exit: $11,183

10-year hold

• IRR: 18.8%
• Equity multiple: 2.57×
• Total profit: $32,904
• Equity at exit: $6,485

Cash invested: $21,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 61920

• Home prices YoY: -28.1%
• Active inventory: 125
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$173 /mo · $2,071/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $314

Break-even live

Break-even rent $756

Max offer price $75,000

Occupancy floor 68%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   status $75,000 Pending 58 DOM
2. 2026-06-18
   days on market $75,000 Active Under Contract 58 DOM
3. 2026-06-17
   days on market $75,000 Active Under Contract 57 DOM
4. 2026-06-16
   days on market $75,000 Active Under Contract 56 DOM
5. 2026-06-15
   days on market $75,000 Active Under Contract 55 DOM
6. 2026-06-14
   days on market $75,000 Active Under Contract 53 DOM
7. 2026-06-12
   days on market $75,000 Active Under Contract 52 DOM
8. 2026-06-09
   days on market $75,000 Active Under Contract 49 DOM
9. 2026-06-08
   days on market $75,000 Active Under Contract 48 DOM
10. 2026-06-07
    days on market $75,000 Active Under Contract 47 DOM
11. 2026-06-05
    days on market $75,000 Active Under Contract 44 DOM
12. 2026-06-03
    days on market $75,000 Active Under Contract 43 DOM
13. 2026-06-02
    days on market $75,000 Active Under Contract 42 DOM
14. 2026-06-01
    days on market $75,000 Active Under Contract 41 DOM
15. 2026-05-31
    days on market $75,000 Active Under Contract 40 DOM
16. 2026-05-30
    days on market $75,000 Active Under Contract 39 DOM
17. 2026-05-05
    historical Active Under Contract 365-char remark

    Show marketing remark (365 chars)

    This home in Charleston offers so many possibilities! You'll find six bedrooms, a three car garage, and lots of space. There's even a second kitchen in the basement, which also has a large living area and its own full bath. This property is being sold AS-IS and seller will make no repairs. All listing information is taken from public record and is not guaranteed.

18. 2026-04-21
    listed $75,000 Active 365-char remark

    Show marketing remark (365 chars)

    This home in Charleston offers so many possibilities! You'll find six bedrooms, a three car garage, and lots of space. There's even a second kitchen in the basement, which also has a large living area and its own full bath. This property is being sold AS-IS and seller will make no repairs. All listing information is taken from public record and is not guaranteed.

19. 2024-02-14
    soldstatus $174,900
20. 2024-02-12
    soldstatus $174,900 Closed 1592-char remark

    Show marketing remark (1592 chars)

    Attention Charleston, IL buyers! Uncover the charm of this meticulously maintained and spacious 6-bedroom, 3-bathroom brick home, complete with a generous 3.5-car garage. Situated on an expansive corner lot, this property offers a delightful blend of comfort and functionality. The main level invites you into an open concept adorned with hardwood floors, encompassing a well-appointed kitchen, dining room, inviting living room, porch, a full bathroom, and three full bedrooms (with one currently serving as the laundry room). The thoughtful design provides both versatility and convenience. Ascending to the second level reveals an additional three bedrooms, a full bathroom, and ample storage space, catering to the diverse needs of a growing household. The property further boasts a full basement, offering a second living space, another full bathroom, and a second kitchen. The potential to rent out the basement, as the previous owner did, adds a valuable dimension to this home. Adding to its appeal, this residence is graced by a 3.5-car garage, providing ample space for your vehicles, storage needs, or even a workshop. Impressively, the previous owner called this house home for 51 years, a testament to its enduring quality and care. Strategically located just 4 minutes from Eastern Illinois University, this property not only offers a comfortable living space but also presents an investment opportunity. With so much potential and a history of meticulous care, this home invites you to explore the possibilities it holds. Don't miss out-call today to schedule your showing!

21. 2024-01-04
    status Pending 1592-char remark

    Show marketing remark (1592 chars)

    Attention Charleston, IL buyers! Uncover the charm of this meticulously maintained and spacious 6-bedroom, 3-bathroom brick home, complete with a generous 3.5-car garage. Situated on an expansive corner lot, this property offers a delightful blend of comfort and functionality. The main level invites you into an open concept adorned with hardwood floors, encompassing a well-appointed kitchen, dining room, inviting living room, porch, a full bathroom, and three full bedrooms (with one currently serving as the laundry room). The thoughtful design provides both versatility and convenience. Ascending to the second level reveals an additional three bedrooms, a full bathroom, and ample storage space, catering to the diverse needs of a growing household. The property further boasts a full basement, offering a second living space, another full bathroom, and a second kitchen. The potential to rent out the basement, as the previous owner did, adds a valuable dimension to this home. Adding to its appeal, this residence is graced by a 3.5-car garage, providing ample space for your vehicles, storage needs, or even a workshop. Impressively, the previous owner called this house home for 51 years, a testament to its enduring quality and care. Strategically located just 4 minutes from Eastern Illinois University, this property not only offers a comfortable living space but also presents an investment opportunity. With so much potential and a history of meticulous care, this home invites you to explore the possibilities it holds. Don't miss out-call today to schedule your showing!

22. 2023-12-11
    price $179,900 1592-char remark

    Show marketing remark (1592 chars)

    Attention Charleston, IL buyers! Uncover the charm of this meticulously maintained and spacious 6-bedroom, 3-bathroom brick home, complete with a generous 3.5-car garage. Situated on an expansive corner lot, this property offers a delightful blend of comfort and functionality. The main level invites you into an open concept adorned with hardwood floors, encompassing a well-appointed kitchen, dining room, inviting living room, porch, a full bathroom, and three full bedrooms (with one currently serving as the laundry room). The thoughtful design provides both versatility and convenience. Ascending to the second level reveals an additional three bedrooms, a full bathroom, and ample storage space, catering to the diverse needs of a growing household. The property further boasts a full basement, offering a second living space, another full bathroom, and a second kitchen. The potential to rent out the basement, as the previous owner did, adds a valuable dimension to this home. Adding to its appeal, this residence is graced by a 3.5-car garage, providing ample space for your vehicles, storage needs, or even a workshop. Impressively, the previous owner called this house home for 51 years, a testament to its enduring quality and care. Strategically located just 4 minutes from Eastern Illinois University, this property not only offers a comfortable living space but also presents an investment opportunity. With so much potential and a history of meticulous care, this home invites you to explore the possibilities it holds. Don't miss out-call today to schedule your showing!

23. 2023-11-21
    listed $189,900 Active 1592-char remark

    Show marketing remark (1592 chars)

    Attention Charleston, IL buyers! Uncover the charm of this meticulously maintained and spacious 6-bedroom, 3-bathroom brick home, complete with a generous 3.5-car garage. Situated on an expansive corner lot, this property offers a delightful blend of comfort and functionality. The main level invites you into an open concept adorned with hardwood floors, encompassing a well-appointed kitchen, dining room, inviting living room, porch, a full bathroom, and three full bedrooms (with one currently serving as the laundry room). The thoughtful design provides both versatility and convenience. Ascending to the second level reveals an additional three bedrooms, a full bathroom, and ample storage space, catering to the diverse needs of a growing household. The property further boasts a full basement, offering a second living space, another full bathroom, and a second kitchen. The potential to rent out the basement, as the previous owner did, adds a valuable dimension to this home. Adding to its appeal, this residence is graced by a 3.5-car garage, providing ample space for your vehicles, storage needs, or even a workshop. Impressively, the previous owner called this house home for 51 years, a testament to its enduring quality and care. Strategically located just 4 minutes from Eastern Illinois University, this property not only offers a comfortable living space but also presents an investment opportunity. With so much potential and a history of meticulous care, this home invites you to explore the possibilities it holds. Don't miss out-call today to schedule your showing!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $2,071 · $173/mo
• Projected year-2 tax: $2,071 · $173/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,839
• − Mortgage interest: −$4,201
• − Property taxes: −$2,071
• − Insurance: −$375
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$2,182
• Taxable income: $2,796
• Est. tax owed @ 24.0%: −$671
• After-tax cash flow: $3,096/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Charleston CUSD 1
• NCES district ID: 1709600
• Math proficiency: 14% ▼ -6.00%
• Reading proficiency: 21% ▼ -8.00%
• Median HH income: $35,724
• Composite: 14.45/100
• National rank: #9429
• State rank: #489 of 620 in IL

Livability — Charleston

• Score: 73/100
• State rank: #293
• US rank: #5627

Category grades

Amenities C- Commute F Cost of living A+ Crime C- Employment F Housing A+ Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charleston, IL
• County: Coles County · 41,301 people
• City population: 20,951
• Metro: Charleston-Mattoon, IL
• Population (ZIP): 20,951
• Household income: $52,429
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1209.0

Population outlook (Coles County) Hauer SSP2

• Today (2025): 53,967 people
• By 2030: 53,829 · -0.3%
• By 2040: 52,332 · -3.0%
• By 2050: 49,989 · -7.4%
• By 2075: 42,226 · -21.8%
• By 2100: 34,675 · -35.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 6% Hispanic / Latino 4% Two or more races 3% Asian 2%
• Common ancestry: Italian 2% Romanian 2% Iranian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Coles

• 2024 margin: Strong R (+28.5) · D 34.9% · R 63.4% · Other 1.7%
• 2008→2024 swing: -31.7pp toward R · 2008: 3.2pp · 2024: -28.5pp
• All cycles: 2024: R+28.5 2020: R+26.4 2016: R+26.4 2012: R+11.1 2008: D+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.97%
• Current HPI: 153.8607
• Rent YoY: —
• Metro: Charleston-Mattoon, IL
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

-60.5% since first listed

7 events — show timeline

• 2026-05-05 Contingent — CIBR
• 2026-04-21 Listed $75,000 CIBR
• 2024-02-14 Sold (Public Records) $174,900 Public Records
• 2024-02-12 Sold (MLS) $174,900 MRED as Distributed by MLS Grid
• 2024-01-04 Pending — MRED as Distributed by MLS Grid
• 2023-12-11 Price Changed $179,900 MRED as Distributed by MLS Grid
• 2023-11-21 Listed $189,900 MRED as Distributed by MLS Grid

Property tax history

+0.6%/yr

Latest (2023): $2,071 · +77.4% YoY. Source: county tax records.